Spectacular Ocean View Villa in Pandawa Bukit
Kutuh, Uluwatu · 2 Bed · 2 Bath · 188m²
The key facts
Who owns whatLeasehold · 27 yrs left
Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease2026 → 2053
Price vs similar villasHigh confidence · 166 villas
Each dot is one of 166 live leasehold 2-bedroom villas in Uluwatu with 22 to 32 years left and 132 to 244 m² of building; the orange dot is this one, at IDR 5.3B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 172 live 2-bed yearly leases in Uluwatu (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep, and the price spread over the years left. Not a promise of income. Change the numbers.
Can you rent it out?
Ask what the zone allows before counting on rental income. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.
New builds bought from a developer also carry VAT (PPN).
Questions to ask before you buy
- Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
- How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
- What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
- Is there a building permit (PBG, formerly IMB)? A certificate that the building is fit to use (SLF)?
- Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
- Who pays the notary fees and the transfer taxes?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Building
- 188 m²
- Land
- 125 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Elegant Ocean View 2 Bedroom Villa in Pandawa Bukit The Development is situated less than 10 minutes from Pandawa Beach, and with an Ocean View from the stunning Rooftop Terrace, this is the perfect investment, either for living or for a great rental return. Villa consists of 2 Bedrooms, 3 Bathrooms, modern Kitchen, spacious Living and Dining area and a beautiful crystal blue swimming pool. It forms part of a larger Community Complex, which will include a Spa Center Cafe, Guarded Parking Lot, Round-the-clock Video Surveillance and Security and a Shuttle Service to the Beach. 7 Luxury Villas within the Complex. All sold. 3 Villa Owners will live there permamently. Restaurant within the complex. Leasehold: 27 Years with an Option to Extend Price: 5.250.000.000 IDR ($290.000 USD) Show more Show less Leasehold Original Condition Fully Fitted Fully Furnished Sea View Electricity Installed Water Installed Road Access Available Off-street private Pets Allowed Aircon Roof Terrace Private Pool Private Garden Security Guard CCTV Western/Euro kitchen Garbage Collection Built in Wardrobe Hi Speed Internet TV/Home Theatre Curtain Updated: 2026-07-02 First Live Date: 2024-05-30
Where it is
In Kutuh, Uluwatu.
Agency listing · first seen 6 months ago
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